VALLEJO AUTOMALL DESIGN & DEVELOPMENT GUIDELINES. (Appendix B to the Northgate Specific Plan)

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1 VALLEJO AUTOMALL DESIGN & DEVELOPMENT GUIDELINES ( to the Northgate Specific Plan) The following Design & Development Guidelines ( Guidelines ) shall only apply to Automotive and Equipment permitted uses in the Commercial land use areas, shown on the below Site Plan. B-1

2 TABLE OF CONTENTS PURPOSE... 3 CHAPTER 1 - Definitions... 3 CHAPTER 2 - Land Uses... 5 CHAPTER 3 Master Design... 6 CHAPTER 4 - Building Design... 7 CHAPTER 5 - Setbacks and Screening... 9 CHAPTER 6 - Additional Restrictions CHAPTER 7 - Parking Requirements CHAPTER 8 Signage Design Guidelines CHAPTER 9 - Landscape Design Guidelines CHAPTER 10 - Lighting Guidelines and Requirements B-2

3 PURPOSE The purpose of this document is to be an Appendix to the Northgate Specific Plan document. In the event that any portion of the Commercial land use area is developed for Automobile & Equipment permitted uses, the development must comply with these Guidelines and the Specific Plan. These Guidelines shall provide a framework which supports and promotes design principles which aid in facilitating a quality development. To achieve a quality development, which is compatabile and uniform with the entire Northgate Mixed Use Development, careful attention must be paid to site planning, architecture, building materials, signage, lighting, acoustics and landscaping, to name just a few. These Guidelines and the Specific Plan will be used to as a basis for evaluation of a Use Permit application for Automotive and Equipment permitted uses with the City of Vallejo. CHAPTER 1 - Definitions Section 1.01 Applicant. "Applicant" is any person(s) or entity(s) who has the legal right to submit a Use Permit application to the City of Vallejo. Section 1.02 Application of Definitions. The terms defined in this Chapter shall have the meanings as defined in this Chapter. These definitions are equally applicable to both the singular and plural forms of the defined terms. Any term or phrase not defined in this Chapter, but shown in quotes in another provision, shall have the meaning set forth in such provision as if it were defined in this Chapter. B-3

4 Section 1.03 Automall. "Automall" means any combination of the Commercial land use area which will be utilized for Automotive & Equipment permitted uses, together with all associated Improvements. Section 1.04 Automotive & Equipment permitted use. "Automotive & Equipment permitted uses, means the permitted uses as defined in the Specific Plan and the City of Vallejo Zoning Ordinance. Section 1.05 City. "City" means the City of Vallejo. Section 1.06 City of Vallejo Use Permit. "City of Vallejo Use Permit" or Use Permit means the City's approval document(s) pursuant to the Specific Plan and the Vallejo Municipal Code. Section 1.07 Improvements. "Improvements" means all improvements and includes, without limitation: (i) public improvements; (ii) buildings; (iii) roads, curbs, gutters, median strips, driveways, walkways, vehicle display pads and parking areas; (iv) fences, gates, walls and retaining walls; (v) stairs, decks, windbreaks and landscaping; (vi) poles, dishes, antennas and signs; (vii) man-made canals, pumps, fountains, drainage swales and watercourses; (viii) mechanical, utility and communication installations, whether above or underground; (ix) any structure and excavation of any kind whether temporary or permanent. Section 1.08 Lessee. "Lessee" means any lessee, sublessee, licensee, or other person lawfully occupying a Lot or any portion of a Lot other than an Owner or a User. Section 1.09 Lot. "Lot" means any parcel or lot of real property created by the division of the Commercial land use area that is being used for Automotive & Equipment permitted uses pursuant to the approval of the City of Vallejo. "Lot" includes all Improvements on or to such parcels or lots. B-4

5 Section 1.10 Master Developer. "Master Developer" means Northgate Business Park, LLC its successors and/or assigns. Section 1.11 Northgate Mixed Use Development. See Specific Plan document for definition, description and location. Section 1.12 Owner. An "Owner" is a person(s) or entity(s) in whom legal fee title to a Lot is vested. Section 1.13 User. "User" means any employee, officer, partner, agent, contractor, supplier, customer, or prospective customer, or any other business invitee of an Owner or a Lessee. CHAPTER 2 - Land Uses Section 2.01 Land Uses. All real property in the Commercial land use area may be used for Automotive and Equipment permitted uses as described within the Specific Plan and approved by the City of Vallejo. B-5

6 CHAPTER 3 Master Design Section 3.01 Master Design. In keeping with a high quality project, the design and integration of building placement, the use and style of lighting, signage and enhanced landscaping are critical. The exhibit below demonstrates the location of signage and the Landscape Zone common to all properties. For the Commercial land use area to the east of Ascot Parkway up to two Automall Identification Signs shall be permitted at each entry road off of Columbus Parkway. B-6

7 CHAPTER 4 - Building Design Section 4.01 Building Height. Maximum building height shall be forty-five (45) feet. Said height shall be measured from the highest adjacent ground level within one (1) foot of the building wall to the highest point of the roof or parapet line, inclusive of screening for mechanical equipment or fascia. Section 4.02 Applicable Laws, Ordinances, and Rules. All buildings must comply with the applicable laws, ordinances, and rules of all governmental agencies having jurisdiction. The City shall have authority to review, approve and/or disapprove any proposed Improvements. Section 4.03 Metal Buildings. No pre-engineered metal skin buildings shall be permitted. Prefinished architectural metal panels will be permitted with approval of the City. Section 4.04 Building Materials. The objective in selecting building materials is to create an environment which supports and is compatible with the high quality design theme of the Northgate Mixed Use Development. The goal is to set a higher standard and encourage high quality design and continuity. To accomplish this goal, the Improvements are to be made from the list of the following building materials. All building materials must be reviewed and approved by the City. A. Glass and glass curtain wall. (Color and reflectivity will be reviewed). B. Poured in place concrete, pre-cast concrete and cement plaster. C. Brick masonry. D. Block masonry. E. Ceramic tile or building stone (natural or man-made). B-7

8 F. Prefinished metal panel. G. All exposed roofing material. H. Other materials may be approved by the City. The following materials will not be allowed: 1. Pre-engineered industrial metal buildings. 2. Exposed plywood. 3. Wood siding. 4. Wood shingles and shakes. Section 4.05 Variety of Materials. Buildings should be designed with a limited number of materials, as selected from the above list. The building Improvements shall consist of three basic materials (including roofing) plus the use of one accent material. Two basic building colors, not including the roofing material and glass, plus one accent color are to be utilized. B-8

9 CHAPTER 5 - Setbacks and Screening Section 5.01 Building Setbacks. A building encroachment, into a setback area as set forth below, shall only be allowed if the encroachment is approved by the City. The following setbacks shall apply to all Lots: A. Public Streets. All buildings shall have a minimum setback of 25 (twenty-five feet) from any public right-of-way. B. Adjacent Properties. A 25 (twenty-five foot) minimum building setback shall be maintained between adjacent Lots and / or adjacent properties. C. Landscape Frontage Zone: There shall be a Landscape Zone within each Lot that is a minimum of 10 (ten feet) wide along Columbus Parkway, Ascot Parkway and Admiral Callaghan Lane, as measured from the right-of-way. Neither buildings nor vehicles may be placed in the Landscape Zone except for Vehicle Display Pads (defined in Section 8). See Exhibit A. D. Landscape Setback: There shall be no landscaping setback required adjacent to public open space. Section 5.02 Screening of Equipment and Activities. A. All storage areas, air conditioning, heating, and mechanical equipment shall be enclosed and hidden from view by means of appropriate screening, fencing, or barricades, which shall be architecturally consistent with the overall building design. B-9

10 B. All body repair activities, painting activities, air-compressors and air-compressor uses shall be fully contained and operated within a building. Trash containers and other stored material shall be restricted to enclosed areas and screened from public view. Section 5.03 Design of Ground Level Protective Screening. If screening is necessary, it shall consist of a minimum of a solid masonry wall or similarly permanent materials and be landscaped as required by the Landscape Design Guidelines (Chapter 9). Wooden fences and chain link fences, with or without slats, will not be permitted. Screening shall be subject to the prior review and approval of the City based upon aesthetics and durability of the proposed materials. Section 5.04 Barriers. No fence, division, rail, or obstruction of any type or kind shall be placed, kept, permitted, or maintained between the Lots, or between any portion or division thereof, or upon or along any of the property lines of any portion or division thereof, except for: (i) landscaping and security dividers (materials used to prevent vehicles from being stolen or vandalized) between Lots; and (ii) visual screen walls used to screen back-of-lot areas from front view. The materials and locations of any such barriers must be submitted to and approved by the City. Wooden fences and chain link fences, with or without slats, will not be permitted except that along the rear property lines adjacent to the open space, a black vinyl clad chain link fence is permitted with the inclusion of landscaping along the fence. B-10

11 CHAPTER 6 - Additional Restrictions Section 6.01 Additional Restrictions. The following additional restrictions set forth in this Chapter are applicable to all Lots within the Automall. Section 6.02 Access. For each Lot east of Admiral Callaghan Lane, primary public vehicular access shall be from Columbus Parkway. Primary public vehicular access to any Lot(s) to the commercial parcel west of Admiral Callaghan Lane shall be directly from Admiral Callaghan Lane with secondary access from AutoClub Way and Summit Drive. Secondary and emergency access points may be provided as are specifically required and approved by the City. Access easement(s) is to be provided across each Lot to the open space area south of the Commercial land use area, for maintenance purposes, to the Landscape Maintenance District and the City of Vallejo. Section 6.03 Loudspeaker Systems. It is the intent of the City that loudspeaker systems utilized in the Automall be designed and operated to produce negligible audibility outside of each Lot. In no event shall noise levels exceed five decibels (05 db) in excess of the local ambient noise level at any point outside of the perimeter of any Lot. Section 6.04 Antennas, Satellite Dishes and Flagpoles. No external antennas are permitted on any Lot. Roof antennas are not permitted. No flagpoles or flags, other than the one common eighty foot flagpole, are permitted on any Lot. B-11

12 Satellite Dish equipment, to be used solely for telecommunications with a national manufacturer, are permitted. Dishes shall not be greater than 8 (eight) feet in diameter and may be located on the roof of a building provided that they have been screened from public view or have been designed to blend into the roof structure. For example, if the roof of a building is white in color so shall the satellite dish. One common flagpole, not exceeding eighty (80) feet in height, may be permitted in the entire Automall. The single common flagpole, to be utilized /shared by all Lots, may fly the State and Federal flag only. Each flag shall not exceed 200 square feet in area (each side). The height of flagpole for purposes of this section shall be measured from ground height within one (1) foot of the flagpole base. The common flagpole shall not be placed on the roof of a building or within 30 (thirty) feet of the public right-of-way. Final location of the proposed flagpole, and the flags to be flown, shall be reviewed, approved and /or disapproved by the City. Section 6.05 Sales of Used Automobiles. No retail sales of used vehicles will be permitted except as part of a new car dealership. Section 6.06 Compliance with City of Vallejo Use Permit. All Improvements constructed or installed, and all operations upon or uses on each Lot shall at all times comply with the City of Vallejo Use Permit for each development. Section 6.07 Temporary Buildings. Once an Owner, Lessee or User has commenced a commercial business operations on a Lot, no temporary, portable, or modular buildings, or trailers shall be permitted for any purpose. Section 6.08 Architectural Review. No Improvements shall be erected, constructed, or placed on any Lot, or altered, including a change of exterior color, unless the external appearance and coloring B-12

13 of the Improvements, including elevations, height, dimensions, and the location have been approved in writing by the City. Section 6.09 Noise. If an auto dealership land use is approved for the Commercial land use area located east of Admiral Callaghan Lane, the following measures shall be incorporated into the design and permits for operation of the use: A. The auto dealership facility shall be designed so that the service bay operation is sited a minimum distance of 70 feet from the nearest the nearest noise sensitive land use (residential, congregate care, assisted living, lodging) to comply with a daytime, exterior noise standard of 55 dba. B. Limit the auto shop services to daytime hours (7am to 10pm). If approvals allow auto shop services in these bays to operate during the nighttime, a minimum distance of 125 feet from the nearest noise sensitive use shall be maintained to meet the nighttime, exterior noise standard of 50 dba. C. To minimize opportunities for auto shop service activity noise to adversely affect the adjacent noise sensitive land uses, the service bay doors should be kept closed to the maximum practical extent, or sited/oriented so that the openings are perpendicular to the lot lines of the adjacent noise sensitive land uses. D. Noise from a public address system should be controlled so as not to exceed 50 dba at the property lines of the adjacent noise sensitive land uses. To accomplish this standard, it may be necessary to orient the loudspeakers so that the sound in directed away form the noise sensitive land uses. As an alternative, pagers could be used to notify sales staff. B-13

14 E. Noise monitoring measures, which are specified in the Brown-Buntin assessment (Appendix D-1 of the Initial Study), shall be required as a condition of permit approval to ensure continued compliance with the City of Vallejo noise standards. [MMRP Finding NOS-1] CHAPTER 7 - Parking Requirements Section 7.01 General Requirements. Off street parking for each Lot shall be required as provided in this Chapter. Section 7.02 Customer and Employee Parking. The minimum number of parking spaces for each Lot shall be as provided in Section of the Vallejo Municipal Code, titled Off-Street parking and Loading Regulations. Customer and employee parking shall be clearly designated in the Use Permit application. B-14

15 CHAPTER 8 Signage Design Guidelines Section 8.01 Design Goals. The objective of this signage program is to provide an integrated system of signage that combines marketing effectiveness with integrated, tasteful design. Common design elements in Northgate Mixed Use Development must be incorporated into the Automall development. Specific requirements include: A. Providing clear identification of the appropriate access routes to the Automall for potential customers. B. Providing attractive main entry signage that identifies the Automall. Permanent signage shall require approval by the City and receive a Sign Permit by the City of Vallejo, prior to installation. C. Providing consistent materials for tasteful and controlled identification of the makes of new vehicles being offered for sale within the Automall. D. Providing for the safety and convenience of customers, employees, and commercial vendors through a thoughtful, integrated system of internal directional signs. E. Factory signage requirements are subject to both the applicable sign requirements set forth herein and the approval by the City via a Sign Permit. F. Providing for signage on the dealership fascia, which provides proper identification of the dealership or permitted use and franchise logo. The use of the manufacturer s logos is required. G. For issues not addressed within this document, the City s Sign Ordinance shall apply. B-15

16 H. Minimizing the potential for uncertainty or dispute regarding interpretation of the applicable City regulations, design standards and Guidelines. I. Providing for use of an integrated system of type, style (colors, materials and lighting), logo or motifs for the Automall. Section 8.02 Signage Guidelines. Every sign, temporary or permanent, including but not limited to banners, flags, and for sale signs (structure or device) erected or used in any way to convey or display information, location, identification, notices or directions of any kind shall conform to the criteria set forth. Section 8.03 Compliance with City of Vallejo Sign Ordinance. All signage must comply with these guidelines or, in the case of issues not addressed, the City of Vallejo s Sign Ordinance. All building signs and monument signs including locations, size, materials, and lighting must be shown in the Unit Plan submittal for review and approval by the City. Section 8.04 Intent of Signage Guidelines. These signage guidelines for the Automall are intended to ensure quality design for all exterior signs, as seen from the public s view. The overall sign design system is intended to be integral with and support the standard of high quality design for the Improvements established for the Automall and for the Northgate Mixed Use Development. Section 8.05 Size, Shape and Color of Signs. All signs located on Lots will be of a common design consisting of materials, size, shape and color as used within the Automall. Advertising and identification signs, logos, names, and trademarks shall not be erected or placed on a Lot unless their size, design, and color have been approved as provided by the City of Vallejo. Temporary signs will not be allowed within the 10-foot Landscape Zone or within the right-of-way. B-16

17 Section 8.06 Sale and Lease Signs. Automobile "For Sale" and "For Lease" signs must conform to these guidelines and be approved by the City. Section 8.07 Automall Identification Signage. Main public entries to the Automall are to be located off Columbus Parkway. They will be identified by Automall Identification Signs (one at each location) located in the median planter of the private internal Automall entry road(s), at each of the main entries along Columbus Parkway. Section 8.08 Vehicle Display Pad(s): Each auto dealership Lot may have Vehicle Display Pad(s) along Columbus Parkway only. The pads are envisioned to allow further advertising or displaying of vehicles in a controlled manner. Aggregate area for all Vehicle Display Pad(s), for each Lot, shall not encroach more than 240 square feet in area into the 10 foot Landscape Zone. The Vehicle Display Pad(s) shall be at least 5 (five feet) from the walk within the public right-of-way. The pads shall be no greater than 6 (six inches) above top back of curb, of Columbus Parkway, as measured along Columbus Parkway. See Exhibit A for additional information. The vehicles being displayed on the Vehicle Display Pads shall not be elevated or inclined in any way nor shall they be permitted to be moving in any way or by any means. All four tires of the display vehicle must be in contact with the Vehicle Display Pad. Section 8.09 Building Facade Signs: A. Signs on Front of Dealership Buildings. The name of the Dealer and the manufacturer s logo may be used on the main dealership building facade. These signs are to be individual, internally illuminated, acrylic letter faces and metal channels, with a B-17

18 maximum height of 39 (thirty-nine inches) or otherwise approved by the City. The use of manufacturers' logos are encouraged. The color should be consistent with manufacturers' logo identity colors. B. Façade-Mounted Signs. Façade-mounted signs for Service and/or Parts shall be allowed and shall not exceed 18 (eighteen inches) maximum height. C. Roof-Mounted Signs. Roof mounted signs, permanent or temporary, are not permitted. D. Maximum Size. The combined area of all the above building facade signs shall not exceed what is allowed by the City of Vallejo s Sign Ordinance. Section 8.10 Promotional Displays. The nature of the automobile business involves periodic, seasonal and special event promotional efforts, including new model introductions, factory incentive programs, etc. While respecting the overall quality concept of the Northgate Mixed Use Development, promotional advertising displays, including but not limited to banners, flags, streamers, and signs may be permitted provided that they meet the City of Vallejo s ordinances and as long as they meet the following criteria: A. No displays of any kind shall be permitted in the 10 Landscape Zone. B. An overall height limitation of twenty feet, for such materials, shall be established. C. No flashing signs shall be permitted. D. No moving signs (except flags, banners, or pennants) shall be permitted. E. Roof mounted signs, permanent or temporary, are not permitted. Section 8.11 Temporary Construction Signs. Each Lot is allowed to place, prior to and during construction, a standard Automall-designed project sign not to exceed 32 square feet in area. B-18

19 CHAPTER 9 - Landscape Design Guidelines Section 9.01 Intent of Guidelines. It is the intent of this chapter to provide a single, continuous landscape theme for the entire Automall, which is compatible with the landscape design theme of the Northgate Mixed Use Development. The landscape design objective is to present a mature, attractive and unified appearance, to frame and compliment the architecture of the buildings and the display of automobiles. Section 9.02 Principal Features. Principal features shall include the following: A. Columbus Parkway, Ascot Parkway and Admiral Callaghan Lane Landscaping: There shall be a Landscaping Zone a minimum of ten feet (10 ) wide, as measured from the right of way along the public streets, in addition to the landscape area found behind the meandering walk and the adjacent public right of way. See Exhibit A. The 10 Landscape Zone and the landscape area behind the meandering walk adjacent to the public right of way shall be improved and maintained by the adjacent Lot Owner. Within the noted areas, plant material shall include turf along with low growing, accent shrubbery and groundcovers that will provide seasonal color, form and texture. B. Main Entry Drives: The design intent is to create an attractive, comfortable and inviting environment at each of the private main entry drives. To support this objective, the interior street shall allow easy access to each Lot by customers who may travel on foot between neighboring dealerships. The display areas, street crossings, vehicular entries, B-19

20 pedestrian walkways, customer parking, signage, lighting, and landscaping shall be thoughtfully integrated to facilitate this objective. Each Lot shall develop a landscape theme in accordance with the plant palette and landscaping direction as follows: A minimum ten (10) foot wide landscape zone is to be maintained parallel to and on either side of the primary entry. The primary ground plane material shall include turf, shrubs and specimen accent trees. Low, native stone garden walls may also be used to clad each side of the entry driveways. C. Building Area: The hardscape and landscape material palettes shall be consistent with the overall design concept of the Northgate Mixed Use Development. Their repeated use throughout the Automall will provide a continuity and unification of the architectural and landscape theme, while providing each dealer with an opportunity for an individually designed site. Design elements not included in the palettes must be submitted to the City for approval and or disapproval. Each Lot shall allot ten percent of the total site area, (exclusive of the building footprints, parking lots, storage areas or refuse collection, and street oriented landscaping (overall 10 Landscape Zone and the 10 Landscape Zone found at each entry)) for landscape planter areas within each Lot. The landscaped areas shall be designed and located to provide adequate visual and solar relief to the paved areas, especially those in public view. The following standards for plant palette and landscaping details shall be as follows: B-20

21 1. A minimum ten (10) foot wide planting area by a minimum twenty-five (25) percent of the length of the front of the building s facade shall be maintained with accent planting of shrubs and flowering perennials. Remaining hardscape surfaces adjacent to the showrooms shall have decorative paving (ex. inter-locking pavers, stamped concrete finishes) for the display of automobiles. 2. Designated customer parking shall be well marked (striped) and shall have trees. Section 9.03 Tree Selection - Master Tree List: A. Purpose and Intent: The objective of these Landscape Design Guidelines is to enhance the public's experience of the Automall by requiring tree plantings within each Lot and perimeters. From the dealers' perspective, trees can be a problem due to the litter they may produce and views they may block. From the City's perspective, trees are a valuable environmental asset, and can enhance a customer s comfort and experience. The intent of these guidelines is to establish tree placement design principles that will meet the needs of both the dealers and the City of Vallejo. B. Tree Placement and Function: Trees within the each Lots will serve the following functions, which will dictate their placement: 1. Breaking up Blank Walls. A common theme throughout each Lot is to use freestanding screen walls to block undesirable views of car storage or service areas. Since these walls typically fall in the "back" area of each Lot, trees can easily be used to visually break up these walls without blocking display areas. B-21

22 Additionally, these trees will create a backdrop for the buildings. Other blank walls such as sides of buildings should also be screened by tree plantings. 2. Screening. Facilities such as service garages or vehicle storage areas that do not require high visibility may be visually enhanced by tree plantings. 3. Framing. Trees placed at the front corners of the buildings will frame the buildings and still allow views. 4. Solar Relief. Within each Lot, trees should be placed at the customer and employee parking areas to provide a reasonable amount of shade. However, shade trees are not being required where they would block showroom visibility. 5. Accent. Specimen trees must be used to accentuate special areas within each Lot, such as display areas or building entries. C. Master Plant Material List: Trees selected for each Lot should be compatible with automobile display. They should be high branching for vehicle clearance and visibility and should be selected to minimize the amount of litter drop. Trees, shrubs and groundcovers shall be selected from those listed within Specific Plan Appendix A. In addition, to provide for variety, a minimum of 50% of the trees selected for each Lot must be evergreen. D. Conditions. The following conditions shall be met: 1. No vehicles, display or otherwise, shall be permitted to be parked on or within any landscaped area other than the specific Vehicle Display Pad areas. B-22

23 2. Landscaping, as approved, will be installed prior to occupancy. After installation, said landscaping will be maintained in conformance with these design guidelines. E. Design Approval. The landscape design will be in accordance with plans and specifications submitted to and approved by the City, pursuant to these Landscape Design Guidelines and the requirements of the Vallejo Municipal Code. Plans should be in compliance with the Landscape Design Guidelines. Plant material shall be reviewed, inspected and approved by the City s representative prior to planting. F. Size of Trees and Shrubs. The minimum size of trees to be planted for all Improvements shall be 15-gallon container size and shrubs shall be a minimum of 5-gallon in size, as commonly sold in commercial nurseries. Section 9.04 Pruning and Maintenance. All portions of each Lot shall be maintained in a neat, orderly, and weed-free condition. All landscaped areas shall be fertilized as required per site conditions and species requirements. All landscape areas shall be irrigated with an automatic, subterranean, water-efficient, irrigation system. All dead and/or diseased plant material shall be replaced with identical species and comparable plant size within fourteen days of observance. B-23

24 Trees shall be pruned only as required to select and develop permanent scaffold branches that are smaller in diameter than the trunk or branch to which they are attached and which have a vertical spacing of from 18 to 48 and radial orientation so as not to overlay one another; to eliminate diseased or damaged growth; to eliminate narrow V-shaped branch forks that lack strength; to reduce toppling and wind damage by thinning out crowns; to maintain growth within space limitations; to maintain a natural appearance. CHAPTER 10 - Lighting Guidelines and Requirements Section Design. Lighting shall be of similar design throughout the Automall. The type of luminary fixture and pole shall be consistent throughout the Automall in type, color, height, lamp type and base and shall be in conformity with this Chapter. Lighting shall be directed toward the interior of the Automall and away from the perimeter areas (including public streets) bordering the Automall. Wall mounted lighting shall only be provided in areas where security may be an issue. For instance, wall mounted lighting of Service Areas, Night Drop Off Areas, etc. shall only be lite if deemed as a function of providing security. Wall mounted lighting will not be permitted to aid in advertising of vehicles. Prior to any installation, the City shall review the site lighting design and layout for its conformance to these requirements and guidelines. Section Landscape Lighting. Landscape lighting should be used to accent site features, (i.e., uplighting on specimen trees, decorative screened walls, etc.). Compact fluorescent or metal halide landscape lighting is encouraged for energy conservation. Landscape lighting should be designed to assure and create consistency in the appearance along the perimeter and internal landscape areas. B-24

25 Section Luminaire and Pole Design A. This section establishes standards of design and specifications for the outdoor lighting of the Vallejo Automall. All provisions described herein shall be strictly adhered to. B. The standards set herein encompass the following: 1. The establishment of maximum and average footcandle levels, and their related uniformity ratios. 2. The standard outdoor lighting products to be used throughout the project. C. Work included within the provision of these standards is as follows: 1. General area lighting for each Lot. This includes all parking lot sales areas where automobiles are open for public inspection. 2. Dealership display areas. This includes outdoor sales areas immediately adjacent to dealership buildings which are used to highlight particular automobiles in the form of an outdoor "showcase". 3. Services areas. This includes all areas used for holding automobiles which are not for public inspection, such as holding areas for automobiles under repair, bulk car storage areas, and employee parking areas. D. Work not included within the Standards is as follows: 1. Public street lighting. B-25

26 Section Lighting Design Criteria: A. General: 1. It is the intent of this guidelines to restrict lighting levels on individual Lots to the guidelines contained herein, so that lighting levels for each Lot will be approximately equal. 2. The lighting levels on each Lot shall take into consideration existing or planned adjacent structures and sales lot lighting layouts. The lighting design criteria described herein shall be reviewed and enforced based on the overall Automall development, not on isolated Lots. B. Responsibility for Design: 1. Each Applicant shall be responsible for the design of the lighting layout within the boundaries of its respective Lot. 2. Each Applicant shall be responsible for complying with these standards and specifications. C. Fixture Layout: 1. Spacing shall be determined by each Lot to comply with standards as established herein. 2. Fixture design and layout shall be carefully selected to minimize glare. B-26

27 D. Fixture: 1. The standard pole and fixture for the entire Automall developed shall be: Manufacturer: Series: Fixture: LSI Lighting Systems The Greenbriar Series Full cut-off Contoured Lens, vertical burn. Color: Light gray. Accent Striping is permitted to reflect manufacturer s logo color. An approved equal may be substituted provided that it meets or exceed the specifications of the above-specified manufacturer. 2. The fixtures shall comply with the following guidelines: (a) (b) Fixtures shall not produce glare at angles above 45 degrees. Fixtures mounted at grade level shall be properly concealed such that they are not in direct view. Where fixtures are aimed upwards, they shall be properly louvered to eliminate glare. (c) Fixtures shall be full cut-off as classified by the IESNA (Illuminating Engineering Society of North America). E. Lighting Levels: 1. Plane of Reference: Where illuminance values are specified, the plane of reference shall be at ground level. 2. All values indicated are initial levels after 100 hours of burn in time. B-27

28 3. General Area Illumination: Interior Rows Front Row (first row nearest a public right-of-way) Average Illuminance 30 fc. 50 fc. Ave/Min. Uniformity Ratio 3:1 max 3:1 max Maximum Allowable Illuminance 50 fc. max 65 fc max 4. Installation: (a) All light poles shall be a maximum of 25-0 tall (including the 2 concrete pier). All fixtures in the general lot area shall be mounted on a 2'-0" high neutrally colored concrete pier. In landscape areas the fixtures may be mounted flush to the ground. 5. Outdoor Display Areas: (a) Maximum allowable illuminance: 65 fc (b) Light source shall be metal halide. 6. Services Areas: (a) Average illuminance: 5 fc. max (b) Ave/Min. Uniformity Ratio: 3:1 max (c) Maximum allowable illuminance: 8 fc. Max 7. Rear of Building and Property Lines (a) Maximum lighting level shall be 25 foot-candles at the rear of buildings, and a maximum of 5 foot-candles at the property lines. B-28

29 8. Building Mounted Lighting: (a) Lighting from building mounted fixtures shall be included when determining lighting levels. F. Lighting Control: 1. Lighting shall be controlled by a directional photocell or astronomical time switch that automatically turns off the lighting when daylight. B-29